Sealcoating adds a protective wearing surface to structurally sound asphalt. It can restore a darker, cleaner appearance and help slow deterioration caused by sun, water, oxidation, and vehicle fluids.
Sealcoating helps preserve the integrity of your asphalt. Application is expected to last up to 4 years.
Good candidates
Faded or dry-looking asphalt
Routine exposure to sun, water, and vehicle fluids
A surface that needs preventive maintenance and a refreshed appearance
What it does not fix
Potholes or sunken pavement
Alligator cracking or base failure
Loose or badly broken pavement
Structural problems that require patching first
What to expect
A straightforward project process
The exact plan is based on the surface, access, weather, and the work included in your estimate.
Inspect
Review the pavement and identify cracks, failed areas, access needs, and weather requirements.
Prepare
Clean the eligible surface and complete any agreed crack treatment or patching before coating.
Apply
Apply the selected sealcoat system when the pavement and weather are suitable.
Protect
Close the treated area and provide a project-specific reopening time.
Before the crew arrives
Simple preparation
Move vehicles and portable items away from the work area.
Keep sprinklers and other water off the pavement as directed.
Provide clear access for the scheduled work.
Follow any project-specific instructions from A.A. Sealcoat.
Access and timing
Reopening depends on the project
Weather and product conditions determine the reopening time. Sealed surfaces commonly need at least 24 hours before vehicle traffic, but the instructions for your project take priority.
Expected visible result
What you should see
Eligible pavement should look darker and more uniform. Existing cracks, patches, texture differences, drainage issues, and structural defects may remain visible.
Materials and method
Selected after inspection
The coating system is selected for the existing pavement, traffic, and expected conditions. The estimate should identify the recommended material and application plan.
Who we help
Residential and commercial properties
Homeowners maintaining a paved driveway
Businesses and property managers caring for parking lots
Owners planning preventive maintenance before major failure develops
Common questions
Sealcoating questions
Project-specific details are confirmed during the estimate.
Faded, structurally sound asphalt may be a candidate for sealcoating. Individual open cracks may need crack treatment. Potholes, sunken areas, broken edges, or heavily cracked areas usually need patching first. A.A. Sealcoat will inspect the pavement and recommend the appropriate work.
What happens if the weather changes?
Most asphalt maintenance requires a dry surface and suitable weather. Rain, temperature, or other site conditions may require the schedule to change. A.A. Sealcoat will confirm any adjustment with you.
How long will the area need to stay closed?
Closure time depends on the service, material, temperature, weather, and traffic. Sealed surfaces commonly need at least 24 hours before vehicle traffic, but always follow the reopening time provided for your project.
When can sealcoating be applied?
Sealcoating requires suitable temperatures, a dry surface, and a stable weather window. The workable season can vary from year to year, so A.A. Sealcoat will confirm whether conditions are appropriate.
Why might fresh sealcoat show tire marks?
Freshly sealed pavement can sometimes show temporary scuffing or turning marks while it continues to cure, especially during warm weather. Avoid sharp or stationary turns and follow the project-specific reopening instructions.
Related work
The right service may include more than one step
Failed pavement should be repaired before preventive coatings or new markings are applied.
